6365 Heathermoor Way
Sacramento 95823 · Valley Hi / North Laguna · City of Sacramento · Coordinates: 38.45158, -121.42889
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $445,000 ($392,000–$498,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 10,226 sq ft lot. Local precedent is active with 2 ADU permits within ¼ mile over the last 36 months.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ 2 documented municipal building permits on file
On-parcel permit history is indexed through Aug 29, 2022, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Active nearby investment (Cottages at Laguna)
0.32 mi SE in "Finaled / completed" stage — High-impact scale (4 housing units, $456,598 declared valuation across 21 permits).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Year 1 Prop 13 tax reset (~$5,523/yr at $445,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$460/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 10,226 sq ft (0.23 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03117
- Addresses on lot:
- 6365 HEATHERMOOR WAY
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 10,226 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06067C0308H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $392,000 – $498,000 · Status: Off market
HUD Small Area FMR (ZIP 95823) · FY 2026
Studio $1,530 · 1BR $1,610 · 2BR $1,980 · 3BR $2,640 · 4BR $3,040
Developments Deserving Closer Investigation & Active Area Builders
- Cottages at Laguna (Finaled / completed)0.32 mi SE
High-impact scale (4 housing units, $456,598 declared valuation across 21 permits).
Entity-resolved builders & contractors in ½ mile: Super Brothers Plumbing Heating And Air (1 on parcel, 1 in ½ mi · Plumbing / water heater / sewer); Thd At Home Services (1 on parcel, 1 in ½ mi · Windows / doors / siding); Syncon Homes Of California (32 in ½ mi · New single-family home); Axios Homes (10 in ½ mi · New multifamily / condos / mixed-use); Premier Pools (3 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2218370 | Plumbing / water heater / sewer | Finaled | Iss. Aug 29, 2022 | $4,125 | Change-out installation of Gas - 050 gallon to Electric - 052 gallon, located inside building, screening not required. |
| RES-1702093 | Windows / doors / siding | Expired Permit | Iss. Feb 14, 2017 | $449 | replace 1 window with like for like retro, Carbon monoxide & Smoke alarms required. Reference CRC sections R315 & R314, |